"Another thing I'd add is checking the property's orientation and natural lighting."
Couldn't agree more about orientation. Reminds me of a project I worked on a few years back—beautiful piece of land, great price, clients were thrilled. But when we started building, we realized the lot was surrounded by mature trees that blocked most of the southern exposure. The house ended up feeling dark and gloomy, especially in winter months. We had to get creative with skylights and reflective surfaces to bounce around what little natural light we had. It turned out fine in the end, but it was definitely more challenging (and expensive!) than anyone anticipated.
Since then, I always encourage clients to spend some time on-site at different hours, even different seasons if possible. It's amazing how much the feel of a property can change throughout the day or year...
Totally get what you're saying about orientation. I once helped redesign an older cottage that seemed perfect at first glance—charming, affordable, great views—but the previous owners had planted a massive evergreen hedge on the south side. It was like living in a cave half the year. We ended up trimming it way back, but that took months to negotiate with neighbors who loved their privacy... Definitely learned to check surroundings carefully before committing.
That's a good point about orientation and surroundings. I'd also add that you should always check the land after heavy rain. Seriously, visit it right after a storm or at least during a wet season. I learned this the hard way when we bought our first affordable plot—looked great on sunny days, but turned into a swampy mess every spring. Took us ages (and more money than I'd like to admit) to sort out drainage and grading issues.
Also, don't just trust your eyes—talk to neighbors or locals if you can. They'll usually give you the real scoop on things like flooding, noise from nearby roads, or even weird zoning quirks that might limit what you can build later on.
Affordable land is definitely out there, but hidden gems often come with hidden catches... Just gotta do your homework first.
Good advice overall, but I'd caution against relying too much on neighbors' opinions. Sure, locals can give you some valuable insights, but sometimes their experiences or expectations might not match your plans at all. I've had clients who were initially discouraged by neighbors' horror stories about flooding or noise, only to find out later those issues were either exaggerated or easily solved with proper design and site prep.
Instead, I'd suggest taking a more technical approach. Grab a soil survey report from your county's extension office or local building department—usually free or pretty cheap. It'll tell you exactly what kind of soil you're dealing with and how well it drains. Pair that info with topographical maps (you can find them online) to identify potential runoff issues before you even step foot on the property. Doing this upfront can save you a ton of headaches later on... trust me, I've seen it firsthand.
"Grab a soil survey report from your county's extension office or local building department—usually free or pretty cheap."
Good technical advice, but I'd argue that sometimes those reports aren't quite enough. Ever had a situation where the survey looked fine, but once excavation started, you ran into unexpected rock shelves or hidden groundwater springs? I've seen it happen a couple times... so I'd still advise physically walking the property with someone experienced in excavation or foundation work before committing fully.
